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HomeMy WebLinkAboutG11-90Ordinance No. GI 1 -90 AN ORDINANCE CLASSIFYING CERTAIN NEWLY ANNEXED TERRITORY AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT (Woodbridge North) WHEREAS, the territory herein described has been annexed to the City of Elgin; WHEREAS, written application has been made to classify said territory in the R -2 Single Family Residence District, R -4 General Residence District, and B -3 Service Business District, and for a special use for a planned unit development; and WHEREAS, after due notice in the manner provided by law the Land Use Committee conducted a public hearing concerning said application and has submitted its written findings and recommendation; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Land Use Committee and concurs in its recommendation. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section I. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the some is hereby further amended by adding thereto the following paragraph: "The boundaries hereinbefore laid out in the 'Zoning District Map', as amended, be and are hereby altered by including in the R -2 Single Family Residence District, the following described property: That part of the West Half of the Southwest Quarter of Section 21, Township 41 North, Range 8, East of the Third Principal Meridian, lying westerly of the centerline of Randall Road, and described as follows: Beginning at the Northwest corner of the Southwest Quarter of said Sec- tion 21; thence North 880 09' 45" East along the North line of said South- west Quarter of Section 21, a distance of 530.70 feet to the present center- line of County Highway Route 34, Randall Road, (F.A.S. Rte. I I10) as shown on plat of dedication recorded as Document No. 830326; thence southerly along said centerline of Randall Road, the following four (4) curves, courses, and distances: (1) southeasterly along an arc of a circle, convex to the Southwest, having a radius of 1562.70 feet, the chord thereof having a bearing of South 220 19' 58" East and a length of 445.25 feet, an arc- distance of 446.77 feet to a point of Tangency; thence (2) South 300 31' 23" East, 831.64 feet to a point of curvature; thence (3) southeasterly along an arc of a circle, convex to the Northeast, having a radius of 1562.72 feet, the chord thereof having a bearing of South 160 1 P 38" East and a length of 773.52 feet, an arc - distance of 781.65 feet to a point of Tangency; thence (4) South 10 51' 53" East, 728.94 feet to a point on the South line of the Southwest Quarter of Section 21, aforesaid; thence South 880 31' 36" West along said South line, a distance of 1318.57 feet to the Southwest corner of the Southwest Quarter of said Section 21; thence North 00 56' 54" West along the West line of said Southwest Quarter of Section 21, a distance of 2616.87 feet to the place of beginning, in Kane County, Illinois." Section 2. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following paragraph: "The boundaries hereinbefore laid out in the 'Zoning District Map', as amended, be and are hereby altered by including in the R-4 General Residence District, the following described property: Those parts of the West Half of the Southwest Quarter and the South- east Quarter of the Southwest Quarter of Section 21, together with that part of the East Half of the Northwest Quarter of Section 28, both in Township 41 North, Range 8, East of the Third Principal Meridian, described as follows: Commencing at the Northwest corner of the South- west Quarter of said Section 21; thence North 880 09' 45" East along the North line of said Southwest Quarter of Section 21, a distance of 530.70 feet to the present centerline of county highway Route 34, Randall Road, (F.A.S. Rte. I 1 10) as shown on plat of dedication recorded as Document No. 830326 and the place of beginning; thence southerly along said centerline of Randall Road, the following four (4) curves, courses, and distances: (1) southeasterly along an are of a circle, convex to the Southwest, having a radius of 1562.70 feet, the chord thereof having a bearing of South 220 19' 58" East and a length of 445.25 feet, an arc - distance of 446.77 feet to a point of tangency; thence (2) South 300 31' 23" East, 831.64 feet to a point of curvature; thence (3) southeasterly along an arc of a circle, convex to the Northeast, having a radius of 1562.72 feet, the chord thereof having a bearing of South 169 38" East and a length of 773.52 feet, an arc - distance of 781.65 feet to a point of tangency; thence (4) South 10 51' 53" East, 563.93 feet to a point which is 165.00 feet North 10 51' 53" West of the point of intersection of said centerline of Randall Road with the South line of the Southwest Quarter of Section 21, aforesaid; thence North 880 31' 36" East, a distance of 173.96 feet to a point of curvature; thence southeasterly along an arc of a circle, convex to the Northeast, having a radius of 700.00 feet, the chord thereof having a bearing of South 630 34' 04" East and a length of 655.22 feet, an arc - distance of 681.86 feet to a point of tangency; thence South 350 39' 45" East, a distance of 158.66 feet to a point of curvature; thence Southeasterly along an arc of a circle, convex to the Southwest, having a radius of 350.00 feet, the chord thereof having a bearing of South 430 13' 28" East and a length of 92.12 feet, an arc - distance of 92.39 feet; thence South 10 51' 53" East parallel with the centerline of Randall Road, aforesaid, a distance of 2327.04 feet to a point on the South line of the Northwest Quarter of Section 28, aforesaid; thence North 880 02' 05" East along said South line, a distance of 426.39 feet to the Southeast corner of the Northwest Quarter of Section 28; thence North 10 40' 29" West along the East line of the Northwest Quarter of said Sec- tion 28, a distance of 2664.96 feet to the Northeast corner of said North- west Quarter of said Section 28, said point being also the Southeast corner of the Southwest Quarter of Section 21, aforesaid; thence North 00 53' 20" West along the East line of said Southwest Quarter of Section 21, a distance of 1316.89 feet to the Northeast corner of the Southeast Quarter of the Southwest Quarter of said Section 21; thence South 880 20' 41" West along the North line of said Southeast Quarter of the Southwest Quarter of Section 21, a distance of 1327.65 feet to the Southeast corner of the Northwest Quarter of the Southwest Quarter of said Section 21; thence North 00 55' 07" West along the East line of the West Half of the Southwest Quarter of said Section 21, a distance of 1312.66 feet to the Northeast corner of the West Half of the Southwest Quarter of said Section 21; thence South 880 09' 45" West along the North line of the Southwest Quarter of said Section 21, a distance of 797.69 feet to the place of beginning, in Kane County, Illinois." Section 3. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the some is hereby further amended by adding thereto the following paragraph: "The boundaries hereinbefore laid out in the 'Zoning District Map', as amended, be and are hereby altered by including in the B -3 Service Business District, the following described property: Those parts of the West Half of the Southwest Quarter and the South- east Quarter of the Southwest Quarter of Section 21, together with that part of the East Half of the Northwest Quarter of Section 28, both in Township 41 North, Range 8, East of the Third Principal Meridian, described as follows: Beginning at the Southwest corner of the East Half of the Northwest Quarter of Section 28, aforesaid; thence North 10 42' 03" West along the West line of the East Half of the Northwest Quarter of said Section 28, a distance of 2676.35 feet to a point on the South line of the Southwest Quarter of Section 21, aforesaid; thence South 880 31' 36" West along said South line, a distance of 8.35 feet to a point on the present centerline of county highway Route 34, Randall Road, (F.A.S. Rte. 1 110) as shown on plat of dedication recorded as Document No. 830326; thence North 10 51' 53" West along said centerline, a distance of 165.00 feet; thence North 880 31' 36" East, a distance of 173.96 feet to a point of curvature; thence southeasterly along an arc of a circle, convex to the Northeast, having a radius of 700.00 feet, the chord thereof having a bearing of South 630 34' 04" East and a length of 655.22 feet, an arc - distance of 681.86 feet to a point of tangency; thence South 350 39' 45" East, a distance of 158.66 feet to a point of curvature; thence south- easterly along an arc of a circle, convex to the Southwest, having a radius of 350.00 feet, the chord thereof having a bearing of South 430 13' 28" East and a length of 92.12 feet, an arc - distance of 92.39 feet; thence South 10 51' 53" East parallel with the centerline of Randall Road, aforesaid, a distance of 2327.04 feet to a point on the South line of the Northwest Quarter of Section 28, aforesaid; thence South 880 02' 05" West along said South line, a distance of 899.32 feet to the place of beginning, in Kane County, Illinois." Section 4. That the City Council of the City of Elgin hereby adopts the findings of fact made by the Land Use Committee granting a special use for a planned unit development, a copy of which is attached hereto as Exhibit A and incorporated herein by reference, subject to the following conditions: I. Compliance with terms and conditions of the revised annexation agreement. 2. Substantial conformance with the revised site plan. 3. Compliance with the school site contribution requirement of the subdivision ordinance prior to final plat approval. Payment may be made on a per acre basis for the area contained within each final plat. 4. Compliance with the park site contribution requirement of the subdivision ordinance prior to final plat approval. Park land or park site cash contribution based upon Parks Department recommendation. Payment may be made on a per acre basis for the area contained within each final plat. 5. Payment of developers contribution for water system improve- ments. Payment due prior to final plat approval. Payment to be made on a per acre basis for the area contained within each final plat. 6. Dedication of a 250' x 250' water tower site prior to final plat approval. 7. Dedication of land to create a 50 foot right of way from the centerline of Bowes Road. 8. Dedication of land at the intersection of Bowes Road and Randall Road for future intersection improvements, if required by the Kane County Highway Department, 9. Developer contribution for future improvements to Bowes Road consistent with city policy regarding contributions for roadway improve- ments. Payment may be phased over a three year period, the first payment due prior to final plat approval. 10. Obtain approval of proposed emergency access from Randall Road to the single family residences west of Randall Road from the Kane County Highway Department, 11. Compliance with lighting and sign standards, a copy of which is attached as Exhibit B, for the proposed commercial area. 12. Compliance with all other applicable codes and ordinances. Section 5. That the special use granted herein shall expire if not established within one year from the date of passage of this ordinance. Section 6. That this ordinance shall be in full force and effect from and after its passage and approval in the manner provided by law and shall be published in pamphlet form by authority of the City Council. s/ George VanDeVoorde George VanDeVoorde, Mayor Presented: February 14, 1990 Passed: February 14, 1990 Vote: Yeas 7 Nays 0 Recorded: Published: Attest: s/ Marie Yearman Marie Yearman, City Clerk M II III 11 III October 16, 1989 FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN Consideration of Petition 78 -89 Requesting Annexation; R -2 Single Family Residence District, R -4 General Residence District, and B -3 Service Business District Zonings; Special Use Approval for a Planned Unit Development; and Preliminary Plat Approval; property located on the East and West Sides of Randall Road, North of Bowes Road, by Zale 721, Incorporated, as Applicant, and Paul Rasmussen, Paul Rasmussen Jr., Marjorie Rasmussen Topal, Linda Rasmussen, Doris McClay, and John Rasmussen, as Owners. A petition has been filed by Ze annexation and R -2 Single Family Unit Development, R -4 General Unit Development, B -3 Service Unit Development, and prelimi subject property is located on F Road and south of Otter Creek. Is 721, Inc. Residence Di Residence Di Business Di nary plat andall Road The petitioner proposes to develop with 168 single family residences, apartment units and commercial development encompasses 189 acres development site totaling 55.4 acres. that strict strict strict approv north requests Planned Planned Planned al. The of Bowes the subject property 360 townhomes, 140 uses. The proposed with the commercial After due notice, as required by law, the Land Use Committee held three public hearings to consider the proposed annexation, R -2 zoning, R -4 zoning, B -3 zoning, special use approval for a planned unit development (PUD) and preliminary plat on September 5, 1989, September 18, 1989 and October 2, 1989. The petitioner appeared at the hearings and presented documentary evidence. Objectors appeared at the hearings and written objection has been filed. A majority of the Land Use Committee has made the following findings with respect to Petition 78 -89: -Page 1- Exhibit A A. Site Characteristics: The subject property is composed of regularly shaped parcels containing approximately './ 189 acres on the east and west sides of Randall Road. Elevations range from 801' to 837' on the east side of Randall Road and from 796' to 810' on the west side of l Randall Road for a maximum relief of 36 feet on the east side of Randall Road and 14 feet on the west side of Randall Road. H. Sewer and Water: Stormwater is proposed to be detained and retained on site. For the portion of the stormwater detained on site, the detained water would be released at a controlled rate through the proposed stormwater sewer system. Sanitary sewer will be available through the extension of the proposed Bowes Road interceptor sanitary sewer line. Optimal water pressures and volumes to the service area including the subject property will require the construction of an elevated water storage tower in the vicinity of the Howes Road /Randall Road intersection. At this time, the construction of such a water facility is not an element of the 1990/1991 Integrated Capital Budget (ICB) process. Adequate, interim water service can be provided to the subject property. Water service will be available through the extension of the existing 16 inch watermain in College Green and the construction of an overhead water tower on the proposed commercial site. The water tower site will be dedicated to the city by the developer and the developer will be credited for the value of the site as part of the developer's contribution to the water distribution system. C. Traffic and Parking: The proposed development features direct access to Bowes Road and Randall Road, as well as, access through College Green Subdivision and the Glens of College Green Subdivision. Traffic generated by the proposed development will be dispersed through this road network. Randall Road functi road serving the fa Road has a design vehicles per day. 7,100 vehicles pe County as a region County to Aurora. widened to four 1 ons as a major north -south arterial r west side of the city. Randall capacity of approximately 15,000 Randall Road carries approximately r day. Randall Road serves Rana al arterial extending from McHenry Randall Road is planned to be anes, with a design capacity of -Page 2- � � J / approximately 25,000 vehicles per day. Bowes Road is an east -west arterial road extending from /// McLean Boulevard west past Randall Road. Bowes Road has a design capacity of approximately 120000 vehicles per day. No traffic counts are available. Bowes Road is proposed to be widened to four lanes between McLean Boulevard and Randall Road with a design capacity of approximately 20,000 vehicles per day. college Green Drive is proposed to be extended across Randall Road from its present terminus to College Green Subdivision. College Green Drive is designed to function as a collector street. College Green Drive has a design capacity of approximately 12,000 vehicles per day. No traffic counts are available. Access through the Glens of College Green Subdivision is over a street system designed to function as local streets. These streets will have a design capacity of approximately 8,000 vehicles per day. Construction has not started in the Glens of College Green Subdivision. The proposed development can be expected to generate 24,108 additional vehicle trips per day. The single family homes could generate approximately 1,680 vehicle trips per day (168 X 10). The townhomes could generate approximately 1,872 vehicle trips per day (360 X 5.2). The apartments could generate approximately 726 vehicle trips per day (110 X 6.6). The commercial area could generate 19,830 vehicles per day (398,850 / 1,000 = 399 X 49.7). The preceding figure for the commercial area is based only on the square footage contained on the preliminary plat and does not include the square footage of the seven out buildings (the buildings located fronting on Randall Road). The off - street parking ordinance requires two off- street parking spaces per residential unit. The developer is proposing 2.18 parking spaces per dwelling unit in the rental multi- family area and 4.3 parking spaces per dwelling unit in the for sale multi - family area for a combined average of 3.24 parking spaces per dwelling unit. (Reference Preliminary Plat dated 9/27/89, Exhibit C and Summary of Preliminary Plat Changes, Exhibit E). It has been city policy to require 2.5 parking spaces per residential unit in P.U.D.'s. Required parking for the commercial sites will be dependent upon the proposed mix of uses, and subject to administrative review and approval prior to development. -Page 3- I C Sources: City of Elgin, Engineering Division. Design Manual, State of Illinois, 1984 Edition. Trip Generation Manual, ITE, Third Edition. E.M.C. 19.44 Off- Street Parking. D. Zoning History: The subject property is zoned Kane County F- Farming District. E. Zoning Status: The subject property is of adequate size and shape to be developed in accordance with the Elgin zoning and subdivision regulations. F. Surrounding Land Use and Zoning: The area located to the north of the subject property is zoned Kane County F- Farming District. The area is used for farming (west side of Randall Road) and as open space and farming (east side of Randall Road). The area located to the east of the subject property is zoned R -2 Single Family Residence District and R -4 General Residence District. The area is developed with the Spartan Meadows golf course and is being developed with townhomes and single family homes (College Green and Glens of College Green). The area located to the south of Bowes Road is zoned R -2 Single Family District. The area located on the west side of Randall Road and south of the subject property is zoned Kane County F- Farming District. Both of these areas south of the subject property are primarily utilized for farming at present. The area located west of the subject property is zoned Kane County F- Farming District and is utilized primarily for agricultural purposes. Additionally, on the west side of Randall Road is a church, a residence and a veterinary clinic. G. Trend of Development: The property is planned for or with residential land uses. Street and Weld Road is a proposed for development i property is located on the Elgin corporate limits. H. Comprehensive Plan: The "urban residential" with land use designation at Randall Roads. I. P.U.D. Departure: Some area surrounding the subject under development primarily To the north between South commercially zoned parcel n the future. The subject southwestern edge of the subject property is designated an "Area Center" commercial the intersection of Bowes and of the requested departures -Page 4- from city ordinances include: 1. Right -of -way be provided within centerline curve radii for a (Zoning ordinance cul -de -sac of 125 feet (required front yard in R -4 = 200 feet). areas and 2. Carriage walks (curb line sidewalk) right -of -way.) on one side of More than cul -de -sac streets (policy = sidewalks and tree (Zoning ordinance bank on both provides for sides of street). building per lot in a residence 3. Deletion of sidewalks around terminus of special uses cul -de -sacs and motor courts (policy = provision of departures sidewalks and tree bank around cul -de- sacs). A revised fiscal 1989 for the 4. Parking to be provided within right -of -way and front yard setback in driveways. (Zoning ordinance prohibits parking in the required front yard in R -4 areas and does not provide for required off - street parking within right -of -way.) 5. More than one principal building on a parcel of property or lot in the R -4 area. (Zoning ordinance provides for one principal building per lot in a residence district.) 6. Permit one (Recreational recreational building buildings and in the R -4 area. community centers are special uses in residence district.) The developer has provided a listing of requested departures from city ordinances. T. Fiscal September Impact: 27, A revised fiscal 1989 for the impact study dated proposed planned unit development has been submitted. K. Suitability of Present Zoning: In view of the surrounding land use and zoning, the trend of development in the area, and the goals, objectives and policies of the Comprehensive Plan, the current Kane County F- Farming District zoning is unsuitable, and the subject property should be annexed, zoned R -2, R -4 and B -3 P.U.D., and subdivided in substantial conformance with the preliminary plat, dated September 27, 1989. L. P.U.D. Standards: The committee has found the proposed P.U.D. to be in substantial conformance with the P.U.D. standards. M. Conditions for Approval: The Land Use the opinion that approval of Petition subject to the following conditions: -Page 5- Committee is of 78 -89 should be s• 2. 3. 4 5 the annexation a Bement pursuant to Engineering Revisions to the Legal Departmentp Services and comments from of Inspection DIVI Sion, Bureau Planning Department. Compliance with terms and conditions of the revised annexation agreement. P.U.D. site ursuant to the lan p Inspections, eering Division. the Engin Revisions to the Department. Bureau Of the Wateer r Department and the Planning Substantial conformance with the revised site plan. Provision of a wetlands assessment study• ontribution 6, Compliance requirement final plat acre basis Plat. With the school site c prior to of the s within each final ubdivision ordinance on a per approval, Payment may be for the area contained 7. Compliance w requirement of the subdivision °o spark site cash final Plat approval. b Park land parks Department based upon Payment per acre contribution nt nay be Wade on a recommendation. within each final basis for the area contained plat. water system due prior Plat 9 payment of developers contribution {o final P Payment to be Made on a per acre basis improvements. Payment re approval. for the area contained within each final plat. prior g. Dedication of a 250' X 250, water tower site P to final plat approval. foot right Of way 10. Dedication of land to create a 50 of Bowes from the centerline Road. of Bowes 11. Dedication of land at intersection the fu ture intersection Randall Road for fute Kane County lmprovem Road and if required by liigbway the De�artment. for future improvements to 12. Developer contribution ity policy regarding re payment Bowes Road improvements contributions for roadway year period, the first may be phased over a alp lat approval* payment due prior to final p .Page 6- rrt r nnnv ith the park site ncoce ntprior ribution 7. Compliance w requirement of the subdivision °o spark site cash final Plat approval. b Park land parks Department based upon Payment per acre contribution nt nay be Wade on a recommendation. within each final basis for the area contained plat. water system due prior Plat 9 payment of developers contribution {o final P Payment to be Made on a per acre basis improvements. Payment re approval. for the area contained within each final plat. prior g. Dedication of a 250' X 250, water tower site P to final plat approval. foot right Of way 10. Dedication of land to create a 50 of Bowes from the centerline Road. of Bowes 11. Dedication of land at intersection the fu ture intersection Randall Road for fute Kane County lmprovem Road and if required by liigbway the De�artment. for future improvements to 12. Developer contribution ity policy regarding re payment Bowes Road improvements contributions for roadway year period, the first may be phased over a alp lat approval* payment due prior to final p .Page 6- rrt r nnnv wC' 13. Obtain approval of proposed emergency access from Randall Road to the single family residences west of Randall Road from the Kane County Highway Department. 14. Compliance with lighting and sign standards (Exhibit F) for the proposed commercial area. 15. Compliance with all other applicable codes and ordinances. IV. RECOMMENDATION On a motion to recommend approval of Petition 78 -89, subject to the conditions for approval, the vote was five (5) yes and two (2) no. Therefore the Land Use Committee recommends approval of Petition 78 -89. Robert W. Siljestrom, Chairman Land Use Committee Planning and Land Use Commission Thomas J. Armstrong, Secretary Land Use-Committee Planning and Land Use Commission -Page 7- Definitions: Candlepower: the amount of light that will illuminate a surface one (1) foot distant from a light source to an intensity of one (1) £ootcandle. Maximum (peak) candlepower is the largest amount of candlepower emitted by any lamp, light source, or luminaire. Cutoff: the point at which all light rays emitted by a lamp, light source, or luminaire are completely eliminated (cutoff) at a specific angle above the ground. Cutoff -Type shields, refl off the light degrees. All that the cuto property line Luminaire: a ectors, or r at a cutoff cutoff fixtu f line is of the propos lum efra ang res at ed c ina cto le sha lea omm ire with e r panels whi that is less 11 be design s ten (10 ercial devel lements such as ch direct and cut than ninety (90) ed and located sc ) feet within the opment. Footcandle: a unit of illumination produced on a surface, all points of which are one (1) foot from a uniform point source of one (1) candle. Luminaire: PROPOSED STANDARDS FOR LIGHTING AND SIGNS lighting WOODBRIDGE NORTH COMMERCIAL AREA of a Proposed Commercial Lighting Standards Type of Luminaire Maximum Permitted electrical, Maximum Height and Illumination of Luminaire No Cutoff 0.30 Foot Candles 12 feet Cutoff 3.00 Foot Candles 40 feet Definitions: Candlepower: the amount of light that will illuminate a surface one (1) foot distant from a light source to an intensity of one (1) £ootcandle. Maximum (peak) candlepower is the largest amount of candlepower emitted by any lamp, light source, or luminaire. Cutoff: the point at which all light rays emitted by a lamp, light source, or luminaire are completely eliminated (cutoff) at a specific angle above the ground. Cutoff -Type shields, refl off the light degrees. All that the cuto property line Luminaire: a ectors, or r at a cutoff cutoff fixtu f line is of the propos lum efra ang res at ed c ina cto le sha lea omm ire with e r panels whi that is less 11 be design s ten (10 ercial devel lements such as ch direct and cut than ninety (90) ed and located sc ) feet within the opment. Footcandle: a unit of illumination produced on a surface, all points of which are one (1) foot from a uniform point source of one (1) candle. Luminaire: a completer lighting unit consisting of a light source and all necessary mechanical, electrical, and decorative parts. Maximum permitted illumination: the maximum illumination measured in £ootcandles at the interior bufferyard line at ground level. Source: Performance Zoning, Lane Rendig Exhibit B Proposed Commercial Sign Standards Freestanding Signs One (1) monument sign per street frontage to be constructed with like materials and to be architecturally compatible with the shopping center; maximum of 20 feet in height and 100 square feet in surface area; sign to advertise name of shopping center and may include list of major anchor stores; sign may be illuminated internally or with shielded spotlights. Flushmounted Signs Principal Building (attached stores): Attached stores located in the principal building shall be allowed a maximum of one (1) flushmounted sign, except that stores occupying end tenant spaces in the principal shopping center building shall be allowed one (1) flushmounted sign per street frontage. The sign area for major anchor tenants (50,000 square feet of floor area or more) shall be allowed a sign area not to exceed three (3) times the width of the store front or 480 squ.are feet of surface area, whichever is less. Minor tenants (less than 50,000 square feet in floor area) shall be allowed a sign area not to exceed three (3) times the width of the store front or 120 square feet in surface area, whichever is less. Lettering of all signs shall be of a uniform style and a maximum of two (2) feet in height. Freestanding /Outlot Buildings: One (1) sign shall be allowed per building side (maximum of four); the sign area shall not exceed three (3) times the width of the building side or 120 square feet in surface area, whichever is less. One ground sign not to exceed six (6) feet in height and 50 square feet in surface area will be allowed. The surface area of the allowed ground sign will be subtracted from the maximum allowable surface area for flushmounted signs.